If you're looking for best rate/terms and can qualify with full doc/income qualification, then conventional financing may be what you're after.

Does anyone have a good local recommendation for VA financing options? 

Having a competent team will streamline the process and reduce the likelihood of setbacks.Financing Strategies:Explore various financing options, including traditional mortgages, private lenders, or hard money loans.

Here is why I love using Subject To, when it's appropriate. This is a current on market deal for comparison. Aren't those Red (Savings) numbers beautiful? (But, you have to know how to do this legally and safely)
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Attached is how I would quote this one from the financing side, depending on the location of the property and credit score.

A lot of variables depending on financing, asset type, rental strategy etc.

I recently went through the process of getting a HELOC to use for downpayments on seller financing deals.

If you choose not to participate in the auction, you may be able to contact the office of the treasury, treasury division, office of finance, etc. for a list of properties that did not sell at the scheduled auction and purchase the property that way I see you are in Hagerstown.

How the HomeStyle Renovation Loan WorksIn a nutshell, the HomeStyle Renovation Loan operates as follows: You first secure the home under contract, typically a property that is not in move-in condition and does not qualify for conventional financing.

Looking for some other excel + finance junkies out there to help a brotha out!